In an effort to maximize the increase in rent, make sure the outside looks like the whole tri-plex is worth more.

It is a duplex in really bad shape about a mile outside of downtown (but still in 85701).

To name a fewAccess to deals before the general population.Earn commission on the buy side of your own purchases.Save money on commission on the sell side of your own purchases.Ability to tour homes on your schedule and your schedule alone (outside of sellers restrictions of course).

I am trying to get investors to think outside of the box including (BRRR) and find downpayment assistance on a great property that has the cash flow to support 100% financing.  

Outside of the obvious pitfalls of lending to family, any thoughts?

These require a properly sized escape window (minimum 5.7 square feet of openable window, 5.0 if your at grade) a smoke detector in the bedroom, a smoke detector outside of the bedroom within 15 feet of the bedroom door, possibly a carbon monoxide detector outside the bedroom (same rule as smoke detector that is outside the bedroom).  

Just outside of Dallas, smaller Texas markets, larger Kentucky markets, and the Carolinas are all on my radar.

Our primary residence is just outside of Washington, D.C. so this would be managed remotely.

They assured me they would only do it outside, but not sure I can completely trust them.

We planted edible landscaping/trees around the whole place to attract wildlife and built the house with both front and back decks to sit outside and enjoy it.